Development appraisal & GDV calculator
Residual land value, profit on cost, return on capital employed and the downside cases — calculated deterministically, with every assumption visible and editable.
Revenue
Agent, legal and marketing
Construction
Demolition, service diversions, retaining, landscaping
CIL, s106, building control, connections
Land & acquisition
SDLT / LTT / LBTT
Not sure of the tax? Calculate it here and bring the figure back.
Finance & programme
Include the sales period
Used for residual land value
Result
Assumptions worth challenging
- No acquisition tax entered — run the stamp duty calculator and bring the figure back.
- Profit on cost below 15% leaves little room for the downside cases and most lenders will test it.
Sensitivity — profit on cost
| GDV ↓ / Cost → | -5% | 0% | +5% | +10% |
|---|---|---|---|---|
| -10% | -3% | -6% | -9% | -12% |
| -5% | 2% | -1% | -4% | -7% |
| 0% | 7% | 4% | 1% | -2% |
| +5% | 13% | 9% | 5% | 2% |
Amber is below a 15% profit on cost; red is a loss. A scheme that only works in the base case is a hope rather than a project — see Chapter 5.
This is an indicative appraisal produced from the figures you enter. It is not a valuation, a viability assessment for planning purposes, or lending advice. Finance interest is modelled on an average drawn balance (land drawn at the outset, build drawn evenly), which approximates but does not replace a cashflow. Obtain a RICS valuation and professional cost advice before committing.